Samarra Landry, Resale and New Construction, Southwest Florida

Samarra Landry, Resale and New Construction, Southwest Florida Southwest Florida Listing & New Construction Specialist with LPT Realty. Call/text 941-380-6423. I am known for three things.

Your insider guide to North Port, Port Charlotte, Wellen Park, South Gulf Cove, Gulf Cove, Englewood, Rotonda West & West Port. I'm Samarra Landry, your Southwest Florida New Construction Specialist with LPT Realty. I help buyers and sellers across North Port, South Gulf Cove, Gulf Cove, East Englewood, Port Charlotte, Punta Gorda, West Port, and Rotonda West navigate one of the most dynamic real

estate markets in Florida. My specialty is new construction, but I also handle resales and land across Southwest Florida. Whether you are relocating from out of state, buying your first new construction home, looking for a waterfront lifestyle without mandatory HOA fees, or selling your North Port home in a shifting market, I bring data, strategy, and independent representation to every transaction. I help buyers understand how new construction can lower their 2026 insurance costs. I guide buyers through the waterfront of South Gulf Cove and Gulf Cove. And I give North Port sellers the real pending-sale data they need to price correctly in a buyer's market

Ready to talk? Call or text 941-380-6423, email [email protected], or visit SamarraLandry.com.

08/23/2026

Six years in real estate. 113 transactions closed in Southwest Florida. 🎓

What started as a leap of faith into a brand new state has turned into a business I’m genuinely proud of.

Every transaction has taught me something. Every client has trusted me with one of the biggest decisions of their life. I don’t take that lightly.

Here’s to what’s next. Southwest Florida real estate is moving and I’m just getting started.

If you’re thinking about buying or selling in North Port, Port Charlotte, or the surrounding area, let’s talk. 941-380-6423

08/05/2026

New construction comes with a builder warranty, so you don't need a home inspection. Right? 🔍

Wrong.

A warranty covers defects after the fact. An inspection catches problems before they're covered up. On new construction there are three phases where an inspector can catch issues that a builder walkthrough will miss: before the concrete pour, before the drywall goes up, and at the final walkthrough.

There's also an 11-month warranty walkthrough that most buyers don't know to request. That's your last chance to document issues before the first year of coverage expires.
The warranty isn't a substitute for independent verification.

Drop a comment and I'll send you the new construction inspection checklist.

Samarra Landry
📱 941-380-6423
🌐 SamarraLandry.com
Your Insider Guide to New Construction in Southwest Florida

3 sold and 5 pending. The market is moving. 🏡North Port, Port Charlotte, and Lehigh Acres all represented.Price it right...
08/04/2026

3 sold and 5 pending. The market is moving. 🏡

North Port, Port Charlotte, and Lehigh Acres all represented.

Price it right and it moves. That’s the market right now in Southwest Florida.

Thinking about selling? Let’s talk. 941-380-6423

07/31/2026

How much can you customize when you buy new construction in Florida? 🏗️

It depends on which type of builder you're working with.

Production builders build the same floor plans at volume. You choose from a set menu of finishes at a design center. The floor plan typically doesn't change. The tradeoffs in your favor are faster timelines and better pricing because the builder runs efficiently at scale.

Semi-custom builders building on your lot offer more flexibility. Sometimes floor plan modifications, more finish options, more personal input in the process. The tradeoffs are longer timelines and higher price points.

Neither is the wrong choice. It comes down to what you're prioritizing. Speed and savings or personalization and flexibility.

Knowing which type of builder you're talking to before you walk in sets the right expectations from the start.

Drop a comment and I'll send you the cheat sheet.

Samarra Landry
📱 941-380-6423
🌐 SamarraLandry.com
Your Insider Guide to New Construction in Southwest Florida

07/29/2026

The new construction market in Southwest Florida has shifted and builders are offering real incentives right now. 🔑

Here's what's actually on the table.

Rate buydowns are the most common. Builders are working with preferred lenders to offer below-market interest rates. A meaningful rate buydown changes your monthly payment in a real way.

Closing cost credits are available at many communities. Sometimes tied to using the builder's lender, sometimes available regardless.

Design center allowances are showing up too. Credits toward flooring, cabinets, and countertop upgrades vary by builder and by lot.

The builder's rep works for the builder. Having your own representation in that room costs you nothing and makes sure you're actually getting what's on the table.

Drop a comment and I'll send you the cheat sheet.

07/27/2026

Property taxes on new construction in Florida work differently than most buyers expect. 📋

While the home's under construction, the county taxes the land value. That number can look reasonable. Some buyers assume it's close to what they'll pay once the home is finished.
It isn't.

Once construction's complete, the county reassesses the property at its full improved value. Land plus the completed home. That's a significantly higher number and the tax bill reflects it.

Florida's Save Our Homes cap does limit how much your assessed value can increase year over year once you've applied for homestead exemption and lived there a full year. But it doesn't protect you in year one. Your first full assessment after completion is at full market value.

Know this before you close so the first tax bill isn't a surprise.

Drop a comment and I'll send you the new construction checklist.

Samarra Landry
📱 941-380-6423
🌐 SamarraLandry.com
Your Insider Guide to New Construction in Southwest Florida

07/24/2026

The base price on a new construction home isn't your monthly payment. 💰

Here's what actually makes it up.

Principal and interest on your mortgage. Property taxes, which vary by county in Florida. Homeowners insurance, which is a real line item in this state. And HOA or CDD fees if the community has them.

That last one is where a lot of buyers get surprised. Master-planned communities in Southwest Florida can have fees that add significantly to your monthly payment and those fees don't go away.

Scattered lot new construction in North Port and Port Charlotte removes that last line item entirely. Brand new home, no HOA, no CDD. You're only dealing with the first three.

The difference in what you pay monthly is worth understanding before you decide which community fits your budget.

Drop a comment and I'll send you the market reality report.

Samarra Landry
📱 941-380-6423
🌐 SamarraLandry.com
Your Insider Guide to New Construction in Southwest Florida

07/22/2026

Is insurance actually cheaper on a brand new home in Florida? 💡

Yes. Usually by a lot. Here's why.

New construction is built to today's codes. Brand new roof. Wind mitigation credits. Those two things alone can make a huge difference in what you pay.

But here's the one most buyers don't think about. Elevation. New homes in Florida have to be built at a certain height above flood level. The higher the home sits, the lower your flood insurance bill. Older homes built before these rules often sit much lower and their flood insurance costs show it. That difference can be hundreds of dollars a month.

One more thing worth asking about before you sign. If every window is impact glass, you get an extra insurance discount. Not every builder uses impact windows. Some use hurricane shutters which also meets code. But it's worth knowing upfront.

New construction gives you every possible insurance advantage from day one.

Drop a comment and I'll send you the guide.

Samarra Landry
📱 941-380-6423
🌐 SamarraLandry.com
Your Insider Guide to New Construction in Southwest Florida

07/20/2026

Florida homeowners insurance is expensive. You probably already know that. 🏠

But most of what you read online either catastrophizes it or skips the real explanation. Here's what actually drives the cost.

Roof age and condition. Florida insurers price heavily based on your roof. Newer roofs built to current wind standards cost significantly less to insure.

Home elevation. The higher a home sits above the base flood elevation, the lower the flood insurance premium. This matters a lot in coastal and canal communities.

Replacement cost. Insurance is based on what it costs to rebuild, not what you paid. Construction costs have gone up and premiums reflect that.

Location. Flood zone, coastal proximity, and wind exposure all factor in.

One thing worth knowing on new construction. Not every builder uses impact windows. Some use hurricane shutters, which is perfectly acceptable. Both meet code. But if every window is impact glass, you get a wind mitigation discount. Worth asking before you sign.

Drop a comment and I'll send you the guide.

Samarra Landry
📱 941-380-6423
🌐 SamarraLandry.com
Your Insider Guide to New Construction in Southwest Florida

07/17/2026

If you're looking at scattered lot new construction in North Port or Port Charlotte, two costs catch almost every buyer off guard. ⚠️

The first is protected species. Gopher tortoises are the bigger issue out here. If one is found on the lot during survey, it has to be relocated by a licensed contractor before construction starts. That comes at the buyer's expense.

Scrub jay zones are separate. If the lot is inside a designated scrub jay zone, there's a mitigation fee whether or not a bird is ever spotted. More manageable than a tortoise relocation, but still a real cost most buyers never see coming.

A new construction specialist can tell you whether a lot is in a scrub jay zone before you make an offer. That's exactly the kind of thing I check upfront.

The second cost depends on your market. In North Port, many scattered lots are on well and septic, which adds cost on top of the home price. In Port Charlotte, most of the market has city water and sewer so this is much less of a concern.

Real value exists out here. But know what to ask before you sign anything.

Drop a comment and I'll send you the cheat sheet.

Samarra Landry
📱 941-380-6423
🌐 SamarraLandry.com
Your Insider Guide to New Construction in Southwest Florida

Address

Port Charlotte, FL
33948

Opening Hours

Monday 9am - 7pm
Tuesday 9am - 7pm
Wednesday 9am - 7pm
Thursday 9am - 7pm
Friday 9am - 7pm
Saturday 9am - 7pm

Telephone

+19413806423

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